District 23 · Bukit Panjang · OCR
Mera Gardens
Almond Street · Terrace · 99 yrs lease commencing from 1994
Current PSF
$1,089
-27.9% vs district median
Gross yield
3.1%
median rent $11,800/mo
3-year gain
-10.0%
Transactions · 5y
17
1 in last 12 months
Nearest MRT
Hillview Mrt Station · 1,355.029m
DTL
Future MRT
Choa Chu Kang West Mrt Station
JRL · 2028
Vs local HDB
-
Area income
$8,500/mo median
residential zone
En-bloc potential49 / 100
32 years old · composite of plot use, age, tenure, value gap & size
Lease decay67 years left
worth 84.2%of freehold today (Bala’s Table) · loses ~5.7pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
46%
PSF dispersion within project
The neighbourhood
P1 ring
Bukit Panjang Primary School 423m · Phase 2C 1.3× balloted · Zhenghua Primary School 797m · Phase 2C 0.8× · Chij Our Lady Queen Of Peace 968m · Phase 2C 0.7× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Greenridge Secondary School · 1.1km
Food
Bukit Panjang Hawker Centre · 499m
Green
Almond Crescent Pg · 146m - 9 parks within 1km
Mall
Dairy Farm Mall · 862m
Health
National University Polyclinics (Bukit Panjang Polyclinic) (polyclinic) · 1.8km
Who lives in Bukit Panjang
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
138,270
Median age
40 yrs
50% under 40 · getting older
Children 0–9
13,340
▼ 11% since 2015 · future P1 demand
Household size
3.4 avg
Homes
84% HDB
14% condo · 2% landed
Degree holders
29%
residents 15+
Commute
57% transit
23% drive
45 min+ to work
38%
Price trend average PSF by year
2021
$911
2022
$1,092
+19.9%
2023
$1,210
+10.8%
2024
$1,020
-15.7%
2025
$1,390
+36.3%
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Dec 2025 | $6,500,000 | 5,966 | $1,089 | - |
| Jun 2025 | $2,800,000 | 1,657 | $1,690 | - |
| Sept 2024 | $3,850,000 | 5,933 | $649 | - |
| Mar 2024 | $2,750,000 | 1,612 | $1,705 | - |
| Feb 2024 | $5,250,000 | 7,444 | $705 | - |
| Nov 2023 | $2,750,000 | 1,871 | $1,470 | - |
| Aug 2023 | $4,000,000 | 5,966 | $670 | - |
| Aug 2023 | $2,380,000 | 1,640 | $1,451 | - |
| Jun 2023 | $2,370,000 | 1,729 | $1,371 | - |
| May 2023 | $2,550,000 | 1,620 | $1,574 | - |
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More in District 23
The HDB blocks next door
The entry point, measured: what the resale flats around Mera Gardens actually sell for - this project trades at 2.0× the nearest block’s PSF.